403 King Rd · Benton, AR 72019

$215,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 29 Days on market

Built 1994 Est $164k · 31% over

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.1/30.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

VA OWNED PROPERTY. ONE STORY VINYL SIDED HOME ON A NICE LEVEL LOT. WALK TO ELEMENTRY SCHOOL. SIDE LOAD GARAGE. Seller does not pay customary closing costs: including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions ; Lender Pre-Approval letter for financed offers (dated within last 30 days)

Key facts

• Garage
• Built 1994
• Listed 28 days

Property features AI

Finance

• Financial info: Financing options include VA, FHA, Conventional, or cash

Exterior

• Parking: Garage with side entry; Parking pads; 2 parking spaces; Automatic garage door opener
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Brick and frame combination exterior; Metal/vinyl siding; Level lot in a subdivision
• Construction: Slab foundation; Composition roof
• Exterior features: Patio; Porch; Fully fenced yard; Outside storage area; Chain link fencing; Guttering; Paved road access

Interior

• Kitchen: Free-standing stove; Gas range; Microwave; Dishwasher; Disposal; Ice maker connection; Granite slab counters
• Bedrooms: Walk-in closet(s)
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Electric dryer connection (dryer stays); Electric water heater; Smoke detectors; Window treatments; Walk-in closets; Ceiling fans; Breakfast bar; Granite slab kitchen counters
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection; Outside storage area; Guttering

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-8 ($-97/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (24.2% below list).
• Recommended offer: $163k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.5% in Benton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#119 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Benton School District (suburban): math 51% / reading 43% proficiency, ranked #25 of 238 in AR (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.5%/yr); 244 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; list at $215k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,941 (24.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $163,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 King Rd	0.15mi	3/2.0	1,249 (-1%)	7mo	$119,900	$96	86
404 Pike Rd	0.14mi	2/1.5 (-1)	1,280 (+2%)	9mo	$115,000	$90	77
323 Pike Rd	0.16mi	3/1.5	1,186 (-6%)	6mo	$118,000	$99	76
315 Troutt Ave	0.09mi	3/1.5	1,136 (-10%)	10mo	$144,000	$127	69
2006 Rio Grande	0.16mi	3/1.5	1,112 (-12%)	9mo	$162,900	$146	64
209 Crouch St	0.28mi	3/1.5	1,420 (+13%)	4mo	$158,000	$111	61
2018 W Sevier St	0.12mi	3/1.5	1,084 (-14%)	10mo	$155,000	$143	60
1209 Jackman St	0.74mi	3/2.0	1,296 (+3%)	1mo	$197,250	$152	60
517 Jefferson St	0.74mi	3/2.0	1,292 (+2%)	2mo	$215,000	$166	60
221 Crouch St	0.28mi	3/1.5	1,083 (-14%)	9mo	$159,900	$148	54
118 Jefferson St	0.65mi	3/2.0	1,309 (+4%)	14mo	$170,000	$130	51
1203 Venturi	0.75mi	3/2.0	1,380 (+10%)	9mo	$140,000	$101	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.45×
• Total profit: $-32,900
• Equity at exit: $32,057

10-year hold

• IRR: -4.5%
• Equity multiple: 0.69×
• Total profit: $-18,906
• Equity at exit: $18,589

Cash invested: $60,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72019

• Home prices YoY: -12.2%
• Rents YoY: 4.5%
• Active inventory: 244
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$78 /mo · $939/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-8

Break-even live

Break-even rent $1,640

Max offer price $213,572

Occupancy floor 96%

Sensitivity live

Price	-10% $114	-5% $53	+0% $-8	+5% $-69	+10% $-130
Rent	-10% $-137	-5% $-72	+0% $-8	+5% $56	+10% $121
Rate	-1.0pp $100	-0.5pp $47	base $-8	+0.5pp $-64	+1.0pp $-120

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Rio Grande Benton, AR	3.0	2.0	1226	$1,500	$1.22	15d	1	0.20mi
204 Dobbs St Benton, AR	3.0	1.5	1160	$1,375	$1.19	15d	1	0.83mi
907 Denver Benton, AR	3.0	1.0	980	$1,200	$1.22	24d	1	0.99mi
904 Sherris Ln Benton, AR	3.0	1.0	885	$1,225	$1.38	15d	1	1.24mi
410 S Market Benton, AR	3.0	2.0	1626	$1,600	$0.98	15d	1	1.36mi
801 N Main St Benton, AR	3.0	2.0	1543	$1,975	$1.28	15d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $215,000 Active 29 DOM
2. 2026-06-17
   days on market $215,000 Active 28 DOM
3. 2026-06-16
   days on market $215,000 Active 27 DOM
4. 2026-06-15
   statusdays on market $215,000 Active 26 DOM
5. 2026-06-14
   days on market $215,000 Price Change 24 DOM
6. 2026-06-13
   days on market $215,000 Price Change 23 DOM
7. 2026-06-10
   days on market $215,000 Price Change 21 DOM
8. 2026-06-09
   days on market $215,000 Price Change 20 DOM
9. 2026-06-09
   pricestatus $215,000 Price Change 19 DOM
10. 2026-06-08
    days on market $225,000 Active 19 DOM
11. 2026-06-07
    days on market $225,000 Active 18 DOM
12. 2026-06-03
    days on market $225,000 Active 14 DOM
13. 2026-06-02
    days on market $225,000 Active 13 DOM
14. 2026-06-01
    days on market $225,000 Active 12 DOM
15. 2026-05-31
    days on market $225,000 Active 11 DOM
16. 2026-05-31
    days on market $225,000 Active 10 DOM
17. 2026-05-21
    listed $225,000 New Listing
18. 2018-03-19
    soldstatus $85,222 Sold 339-char remark

    Show marketing remark (339 chars)

    VA OWNED PROPERTY. ONE STORY VINYL SIDED HOME ON A NICE LEVEL LOT. WALK TO ELEMENTRY SCHOOL. SIDE LOAD GARAGE. Seller does not pay customary closing costs: including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions ; Lender Pre-Approval letter for financed offers (dated within last 30 days)

19. 2018-02-14
    status Under Contract 339-char remark

    Show marketing remark (339 chars)

    VA OWNED PROPERTY. ONE STORY VINYL SIDED HOME ON A NICE LEVEL LOT. WALK TO ELEMENTRY SCHOOL. SIDE LOAD GARAGE. Seller does not pay customary closing costs: including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions ; Lender Pre-Approval letter for financed offers (dated within last 30 days)

20. 2018-01-16
    listed $91,950 New Listing 339-char remark

    Show marketing remark (339 chars)

    VA OWNED PROPERTY. ONE STORY VINYL SIDED HOME ON A NICE LEVEL LOT. WALK TO ELEMENTRY SCHOOL. SIDE LOAD GARAGE. Seller does not pay customary closing costs: including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions ; Lender Pre-Approval letter for financed offers (dated within last 30 days)

21. 2011-05-03
    soldstatus $107,000
22. 2001-12-20
    soldstatus $86,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $939 · $78/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: +$437/yr (+$36/mo · 46.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,553
• − Mortgage interest: −$12,043
• − Property taxes: −$939
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$6,255
• Taxable loss: −$3,887
• Est. tax savings @ 24.0%: +$933
• After-tax cash flow: $836/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Benton School District
• NCES district ID: 0502960
• Math proficiency: 51% ▼ -10.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $51,870
• Composite: 40.52/100
• National rank: #3707
• State rank: #25 of 238 in AR

Livability — Benton

• Score: 66/100
• State rank: #119
• US rank: #11460

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment B- Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton, AR
• County: Saline County · 77,216 people
• City population: 58,767
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 30,055
• Household income: $87,869
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 331.0

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 6% Vietnamese 1%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.95%
• Current HPI: 215.1912
• Rent YoY: ▲ 4.53%
• Metro: Little Rock-North Little Rock-Conway, AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+161.6% since first listed

6 events — show timeline

• 2026-05-21 Listed $225,000 CARMLS
• 2018-03-19 Sold (MLS) $85,222 CARMLS
• 2018-02-14 Pending — CARMLS
• 2018-01-16 Listed $91,950 CARMLS
• 2011-05-03 Sold (Public Records) $107,000 Public Records
• 2001-12-20 Sold (Public Records) $86,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $939 · -3.7% YoY. Source: county tax records.